1 census tracts · pop 5,435 · pop-weighted Eviction Risk Score 3.5/10
· range 3.5–3.5
Bor-ley Heights is a one-tract neighborhood of Beaumont, TX, population 5,435. It carries an Eviction Risk Score of 3.5/10, in the Lower tier. Cost burden runs about half against 32.6% citywide, putting Bor-ley Heights 14.5% over its own city.
The severe-burden share is 31%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. The clearest offset is rent-regulation exposure, at 1/10.
The poverty rate is 19%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. On the softer side is housing-court posture, at 3/10.
Among the 12 mapped neighborhoods of Beaumont, it ranks #9 by risk, the lower third. For a like-for-like read, Calder Highlands and Walden score within a fraction of it. Social vulnerability runs high at 7.6/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input.
Average gross rent runs $1,165, close to the Beaumont average. Annual rent works out to 22% of average household income of $64,881.
47% of occupied units are renter-occupied.
Because the boundary contains one tract, 3.5/10 is simultaneously the area figure and the address-level figure. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
3.5
Lower
1 tracts · population-weighted
Bor-ley Heights vs BeaumontHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority73%ile
Hispanic + non-white share of population
Housing & transport67%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About Bor-ley Heights
Q1
What is the eviction-risk score for Bor-ley Heights?
Bor-ley Heights scores 3.5/10 (Lower tier) across 1 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.
Q2
How does Bor-ley Heights compare to Beaumont overall?
Bor-ley Heights scores 0.1 points higher than Beaumont overall (3.4/10). Renters spend 47% of income on rent vs 33% citywide. Average rent: $1,165 vs $1,121.
Q3
What is the average rent in Bor-ley Heights?
Average gross rent in Bor-ley Heights is $1,165/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 47% of renter households are cost-burdened.
Q4
What percentage of Bor-ley Heights residents are renters?
47% of Bor-ley Heights households are renter-occupied (vs 45% in Beaumont). The neighborhood has 5,435 residents.
Q5
Is Bor-ley Heights a high social-vulnerability area?
Bor-ley Heights sits in the 74th percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
How safe is Bor-ley Heights for landlords?
Bor-ley Heights carries a lower-tier eviction-risk profile for landlords (3.5/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Beaumont as a whole (3.4/10), this neighborhood is in line with the citywide level.
Q7
What is the demographic breakdown of Bor-ley Heights?
Bor-ley Heights has 6,165 residents. Top groups: Black (non-Hispanic) (47.2%), White (non-Hispanic) (40.4%), Hispanic / Latino (6.5%). Source: ACS 5-year 2023, table B03002.
